HomeMy WebLinkAbout1992-03-03-1000AM-Special•
BRAZOS COUNTY
BRYAN, TEXAS
AGENDA
BRAZOS COUNTY COMMISSIONERS' COURT MEETING
TUESDAY, MARCH 3. 1992 10:00-A.M_.
1. Invocation.
2. Pledge of Allegiance.
3. Consider and take action on a Tax Abatement Agreement between
Brazos County and C.C. Creations, Inc.
4. Adjourn.
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COMMISSIONERS' COURT
SPECIAL MEETING
MARCH 3, 1992
A special meeting of the Commissioners' Court of Brazos
County, Texas was held in the Commissioners' Courtroom in the
Courthouse in Bryan, Brazos County, Texas, beginning at 10:00
a.m. on Tuesday, March 3, 1992, with the following members of
the Court present:
R. J. Holmgreen, County Judge, Presiding;
Gary Norton, Commissioner of Precinct 1;
Walter Wilcox, Commissioner of Precinct 2;
Randy Sims, Commissioner of Precinct 3;
Milton Turner, Commissioner of Precinct 4;
Mary Ann Ward, County Clerk.
The following citizens and officials were in attendance:
Ruth McLeod
Carol Palmer
Anne Friedenberg
Kathy Young
Allon Fish
Patricia Meronoff
Ford Taylor
Carl Chaney
Executive Assistant
Admin. Asst. to County Judge
KBTX-TV
KBTX-TV
Chamber of Commerce
Bruchez and Goss
CC Creations
Brazos County Resident
The Court met to consider a tax abatement agreement
between Brazos County and CC Creations.
Patricia Meronoff, representative of the law firm of
Bruchez and Goss, advised the Court that the Court should
first adopt a Resolution electing to become eligible to
participate in tax abatement agreements as provided by the
Property Development & Tax Abatement Act, Chapter 312 of the
Texas Tax Code. Mrs. Merenoff pointed out four (4) changes to
be made to the draft of the agreement with CC Creations. She
recommended that in the future the Court should be involved
from the very start of any abatement project. She further
advised that the law requires the rules for the tax abatement
be the same as established for all entities involved. The
City of College Station has established and set rules for this
tax abatement area. The County can either adopt or reject the
agreement but it cannot make changes to the agreement.
Commissioner Sims stated that the County's main source of
income is the ad valorem tax and that he did not agree with
Commissioners' Court meeting March 3, 1992
the granting of a 100% abatement for a full five (5) years.
is
Instead, he explained, he would like to see an ascending rate
for a five (5) year period.
Commissioner Wilcox agreed with Commissioner Sims and
stated the if in the future an agreement for 100% funding was
presented to the Court he would vote against it.
Allon Fish, representative of the Chamber of Commerce,
stated that as a member of the Chamber, he would pledge to
keep the Court informed and involve them when working with the
cities on abatements.
It was pointed out that in section 7.6 in the second
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paragraph it states, "Owner will provide an opinion from an
accountant approved by the City." Commissioner Sims asked
that notification be provided by the City of College Station
as to the name of the accountant so that there would not be
two (2) firms giving an opinion.
Commissioner Norton stated that in the future, the County
will be involved from the onset. If the County is going to
grow, it needs to be progressive in this respect to keep good
business and attract new business.
On motion by Commissioner Norton, seconded by Commis-
sioner Sims, the Court voted unanimously to adopt a resolution
electing to become eligible to participate in tax abatement
agreements. A copy of which is attached to and made a part of
these minutes.
On motion by Commissioner Norton, seconded by Commis-
sioner Sims, the Court voted unanimously to enter into
agreement with the CC Creations for the 100% abatement of
taxes for the next five (5) years.
There being no further business to come before the Court,
the meeting was adjourned.
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The foregoing minutes have been examined and approved in open
Court this the lb-4._ day of 19 9~ , in Bryan,
Brazos County, Texas.
R. J. o mgreen
County Judge
Walter Wilcox
Commissioner, Precinct 2
,IV
Mi on-l~r Turner
Commissioner, Precinct 4
'4 rl";4,
Gary Nor n
Commiss ner, Precinct 1
Randy S' s
Commissioner, Precinct 3
I& I Itt,77 16,461e-1-
Mary nn Ward
County Clerk
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RESOLUTION
STATE OF TEXAS §
§
COUNTY OF BRAZOS §
At a Special Meeting of the Commissioners Court of Brazos County, Texas, held on
the 11th day of Fe uary, 1992, on motion made by 017,002
and seconded by C46u.twiga4 P%, 4,. Jcyuw✓ the following Resolution was
adopted:
WHEREAS, Brazos County is interested in the establishment of new jobs in the
County and in the enhancement of the economic base of the County; and
WHEREAS, the County has within its means certain powers that can promote such
economic growth; and
WHEREAS, the Property Redevelopment and Tax Abatement Act of Chapter 312
of the Texas Tax Code authorizes the County to provide tax abatement for limited periods
of time so as to induce development in an area; and
WHEREAS, the County is interested in using such mechanism in Brazos County.
NOW, THEREFORE 13E IT RESOLVED THAT the Brazos County Commissioners
Court does hereby elect to become eligible to participate in tax abatement agreements as
provided in the Property Redevelopment and Tax Abatement Act, Chapter 312 of the Texas
Tax Code.
Done in open Court the 11th day of February, 1992.
1 r!'
Judge J. H green
Commissione ary N rton, Precinct No. 1
Commissioner W Iter Ic inct No. 2
s
Commissioner Ra y Sims, Precinct No. 3
Commissioner Milton Turner, Precinct No. 4
TAX ABATEMENT AGREEMENT
THE STATE OF TEXAS $
COUNTY OF BRAZOS $
This Tax Abatement Agreement (hereinafter referred to as the "Agreement") is made
` and entered into by and between BRAZOS COUNTY, TEXAS ("COUNTY") and C. C.
CREATIONS, INC., GULF COAST SPORTWEAR and TMW PARTNERS (herein
"OWNER" whether one or more), the owner of taxable real property in Brazos County,
Texas, ("Property").
1. AUTHORIZATION
This Agreement is authorized by the Texas Property Redevelopment and Tax
Abatement Act, Texas Tax Code, Chapter 312, as amended ("Act"), and is subject to the
laws of the State of Texas and the orders of the County.
11. DEFINITIONS
As used in this Agreement, the following terms shall have the meanings set forth
below:
A. "Base Year Value" means the assessed value of the Improvements on the
Property as certified by the Brazos County Appraisal District as of the
January 1 preceding the execution of this Agreement plus the agreed upon
value of Improvements made after January 1 but before the execution of this
Agreement.
B. "Improvements" means the buildings or portions thereof and other
improvements, including fixed machinery and equipment, used for commercial
or industrial purposes on the Property.
C. "Abatement" means the full or partial exemption from ad valorem taxes of the
Improvements on certain property in a zone designated for economic
development purposes pursuant to the Act.
D. "Eligible Property" means the buildings, structures, equipment, site
improvements, and related fixed improvements necessary to the operation of
the warehouse facility to be used for screen printing and distribution of
wearing apparel to be constructed on Lots 1R and 2R, Regency Square
Subdivision as identified by the shaded areas on Exhibit "A" attached hereto
and made a part hereof for all purposes.
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E.
F. "Added Value" means the increase in the assessed value of the Eligible
Property as a result of "expansion" or "modernization" of an existing facility
or construction of a "new facility". It does not mean or include "deferred
maintenance."
G. "Facility" means a Basic Manufacturing Facility, Facility, Regional Distribution
Facility, or other Authorized Facility approved by the County as set forth in
the Guidelines and Criteria for Granting Tax Abatement adopted by the
County.
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The Guidelines and Criteria for Granting Tax Abatement adopted by the County are
incorporated as a part of this Agreement. Except as the same may be modified herein, all
definitions set forth therein are applicable to this Agreement.
111. PROPERTY
The Property is Lots 111'and 211 Regency Square Subdivision, an area located wholly
within Brazos County, Texas (herein the "Property"). Said Property is located within zone
two for tax abatement established pursuant to Chapter 312 of the Texas Tax Code, as
amended, by the City of College Station, Texas on January 9, 1992.
The Brazos County Appraisal District has established the following values for the
Property as of the January 1 valuation date prior to the date of execution of this Agreement.
Account No. P62529
Personal Property $270,000.00
Account No. R84537
CJ
Land
"Ineligible Property" means land; inventories, supplies, tools, machinery,
furnishings and other forms of movable personal property.
Lot 1 R $136,365.00
Improvements
Lot 1R $446,030.00
Account No. R84538
Land
Lot 211 $ 70,320.00
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The County and the Owner agree that the value of any additions to the improvements made
after January 1 or not otherwise reflected on the above valuation of the Property is:
Additional Improvements 5-0-
Addition of the above amount to the valuation of the Property as of the January 1 valuation
date prior to the date of execution of this Agreement results in a Base Year Value as
follows:
Base Year Value
$922,715.00
IV. TERM OF ABATEMENT AND AGREEMENT
4.1 The County agrees to abate the ad valorem taxes on the Eligible Property in
accordance with this paragraph and paragraphs V and VI hereof. The Abatement shall be
effective with the January 1 valuation date immediately following the date of execution of
this Agreement, provided, however, that the City of College Station shall have issued a
Certificate of Compliance as set forth in Article IX hereof so as to provide adequate time
for the Brazos County Appraisal District to remove the Eligible Property from the tax rolls
for that calendar year. If such Certificate is not received in a timely fashion the abatement
will commence on January 1 of the following year. The Abatement shall continue for up
to five (5) years expiring as of December 31 of such fifth tax year. The years of Abatement
provided herein shall in each instance coincide with the tax year commencing on January
1 and expiring on December 31, and in no event shall the Abatement extend beyond
December 31 of the fifth tax year. Further, in no event, however, shall the total Abatement
period for such Eligible Property exceed the maximum five (5) year Abatement period for
the entire project as specified herein.
V. TAXABILITY
5.1 During the period that the Abatement is effective, taxes shall be payable as
follows:
(1) The value of the land comprising the Property shall he fully taxable;
(2) The value for Ineligible Property shall be fully taxable;
(3) The Base Year Value of existing improvements situated on the Property shall
be fully taxable;
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(4) The value of the personal property comprising the Property shall be fully
taxable; and
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(5) The Added Value of the Eligible Property shall be abated as set forth in Part
VI herein.
VI. AMOUNT OF ABATEMENT
6.1 The Abatement provided by this Agreement shall be based upon the Added
Value of Eligible Property as a result of the Project to the extent of one hundred percent
(100%) for the entire Added Value.
6.2 At the time of execution of this Agreement, the Owner reasonably estimates
and represents to the County that the Added Value upon completion of the Project shall
be at least $750,000.00.
VII. CONTEMPLATED IMPROVEMENTS
7.1 OWNER agrees that the site plan, interior and exterior design drawings and
materials ("PLANS") for the Eligible Property have been submitted to County and/or its
designated representative for its approval, which PLANS are incorporated herein for all
• purposes. An official set of PLANS has been designated by the OWNER and kept on file
with the County.
7.2 During the construction of the Eligible Property, the Owner may make such
change orders to the project as are reasonably necessary, provided that no such change
order may be made which will *change the qualification of the project as a "Facility" under
the Guidelines for Granting Tax Abatement approved by the County.
7.3 OWNER agrees to build and renovate all improvements in accordance with all
applicable laws, ordinances, codes, rules, requirements or regulations of the City of College
Station, Brazos County, the State of Texas and the United States, and any subdivision,
agency or authority thereof.
7.4 During the period of time when OWNER is constructing, renovating or
repairing the improvements on the Property and at all times thereafter, during the term of
this Agreement, OWNER shall keep the Eligible Property insured against loss or damage
by fire or any other casualty. OWNER shall furnish COUNTY with all certificates of
insurance that are required by this Agreement.
7.5 In the event the Eligible Property is damaged by fire or any other casualty, if
OWNER pursues diligent repair of such damages in order to complete the repair, remodel
or renovation of the Eligible Property in accordance with the PLANS or revised PLANS, "
than the exemption from taxation as provided for in this Agreement shall only cease during
• the time that the Eligible Property is being repaired, remodeled or renovated. When the
Eligible Property is restored to its prior condition the exemption from taxation shall
recommence for the full term of the exemption. Should the OWNER decide not to repair,
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remodel or renovate the damaged Eligible Property, then the exemption from taxation as
provided for in this agreement shall cease, the Eligible Property will be taxed at full market
value of this Agreement and OWNER shall pay to COUNTY the amount of the tax
previously abated in prior years.
7.6 Owner represents and warrants that it currently employs sixty-three (63) full-time
employees and that this project will add at least forty (40) additional full time employees
to the project site by the end of first year of this Agreement and for the duration of the
abatement period in accordance with the schedule attached as Exhibit "B" hereto and made
a part hereof for all purposes. The project is not expected to solely or primarily have the
effect of transferring employment from one part of Brazos County to another.
A full-time employee shall be defined as an individual continuously employed
throughout the year with a forty (40) hour work week. OWNER shall annually, on the
anniversary date of the abatement, submit verification of compliance. OWNER shall
provide, from an accounting firm approved by the City of College Station and agreed to by
the COUNTY, a verified statement that OWNER'S payroll complies with this Agreement.
Vill. EVENTS OF DEFAULT AND CAPTURE
8.1 OWNER shall be deemed to be in default if OWNER (i) does not construct
the improvements and renovations to the Property as contemplated by this Agreement, or
(ii) fails to repair, remodel or renovate any damage or destruction of the Eligible Property
as provided for in Section VII above, (which failure shall not include a change in the type
of products or services offered), or (iii) fails to use the Eligible Property for the purposes
that are contemplated by this Agreement, or (iv) allows the Eligible Property to become
vacant, (v) fails to pay all non-abated taxes as required in Section VIII hereof, or (vi) fails
to hire and maintain on OWNER'S payroll or OWNER'S tenants' payroll, forty (40)
additional employees by the end of the first year.
8.2 OWNER agrees that if it does not diligently, faithfully and conscientiously
comply with the terms herein and is in default as herein defined, the COUNTY shall have
the right to terminate this Agreement, and OWNER shall pay to the COUNTY the taxes
that would have been paid to COUNTY had OWNER'S taxes not been reduced under the
terms of the Agreement, plus interest at the rate provided for delinquent taxes in
accordance with V.T.C.A., Tax Code 33.01. Such payment of taxes and interest shall be due
within thirty (30) days of the Commissioners Court's termination of this Agreement and
notification of the termination of this Agreement to OWNER as provided below.
8.3 Should the COUNTY determine that the OWNER is in default according to
the terms and conditions of this Agreement, it shall notify the OWNER that if such default
is not cured within thirty (30) days from the date of such notice ("Cure Period"), then this
Agreement may be terminated. In the event the OWNER fails to cure said default during
the Cure Period, this Agreement may be terminated and the taxes abated by virtue of the
Agreement will be recaptured and paid as provided herein. Such notice shall include the
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amount of taxes and interest then due. The taxes and interest due shall become delinquent
and incur penalties and interest as provided by law for ad valorem taxes imposed by
COUNTY if not paid before February 1st of the year following the year in which the
termination of this Agreement occurs.
8.4 The amount of tax abated each year under the terms of this Agreement shall
be secured by a first and prior tax lien which shall continue in existence from year to year
until such time as this Agreement between the COUNTY and OWNER is fully performed
by OWNER, or until all taxes, whether assessed or recaptured, are paid in full.
8.5 If the COUNTY terminates this Agreement pursuant to this paragraph VIII,
it shall provide OWNER written notice of such termination. If OWNER believe that such
termination was improper, OWNER may file suit in the Brazos County district courts
appealing such termination within sixty (60) days after the written notice of the termination
by the COUNTY. If an appeal suit is filed, OWNER shall remit to the COUNTY, within
such sixty (60) days after the notice of termination, any additional and/or recaptured taxes
as may be payable during the pendency of the litigation pursuant to the payment provisions
of Section 42.08, Texas Tax Code. If the final determination of the appeal increases
OWNER'S tax liability above the amount of tax paid, OWNER shall remit the additional
tax to the COUNTY pursuant to Section 42.42, Texas Tax Code. If the final determination
of the appeal decreases OWNER'S tax liability, the COUNTY shall refund the OWNER
the difference between the amount of tax paid and the amount of tax for which OWNER
is liable pursuant to Section 42.43, Texas Tax Code.
8.6 OWNER agrees to pay all ad valorem taxes and assessments that may be
owed to COUNTY or any other taxing entity by it prior to such taxes and/or assessments
becoming delinquent; provided, that OWNER shall have the right to contest in good faith
the validity or application of any such tax or assessment and shall not be considered in
default hereunder so long as such contest is diligently pursued to completion. In the event
OWNER does contest any such tax or assessment, it shall, nevertheless, promptly pay to
COUNTY or any other taxing entity prior to its becoming delinquent, taxes and assessments.
If OWNER undertakes any such contest, OWNER shall so notify COUNTY and keep
COUNTY apprised of the status of such contest. Should OWNER be unsuccessful in such
contest, OWNER shall promptly pay the taxes, penalties, and/or interest, resulting
therefrom. This Agreement shall not take effect until such time as OWNER has paid all
such taxes.
IX. ADMINISTRATION
9.1 At all reasonable times during the construction of the Eligible Property and
following its completion, COUNTY and its respective designees may inspect the Eligible
Property in order to ensure that all construction, workmanship, materials and installations
involved in or incident to the project are performed in substantial compliance with the
approved PLANS therefor and that the conditions and the applicable building permits and
governmental regulations are complied with.
9.2. OWNER shall submit to COUNTY a Certificate of Compliance certifying that
all construction constituting the Eligible Property has been completed in accordance with
the approved plans. After receipt of this Certificate of Compliance, the COUNTY or the
City of College Station, acting as agent for the COUNTY for the purposes of inspections
and monitoring of construction, shall make a final inspection of the Eligible Property to
determine whether the it has been constructed in compliance with this Agreement. Upon
so finding, the City of College Station shall issue a Certificate of Compliance authorizing
tax exemption to commence on January 1 of the year indicated in such Certificate and
terminating after the property has received five (5) full calendar years of exemption as
provided herein. For purposes of this Article, the issuance of the Certificate of Compliance
by the City of College Station shall be deemed compliance by the COUNTY.
9.3 COUNTY, by approving the Plans or any revised Plans, assumes no liability
or responsibility therefor for any defect in any structure constructed, renovated, or repaired
from the Plans or approved revised Plans. The relationship between COUNTY and
OWNER at all times shall not be deemed a partnership or joint venture for purposes of this
Agreement.
9.4 OWNER agrees to and shall indemnify and hold harmless COUNTY, its
officers, agents, and employees, from and against any and all claims, losses, damages, causes
of action, suits and liability of every kind, including all expenses of litigation, court costs, and
attorney's fees, for injury to or death of any person, or for damage to any property, arising
out of or in connection with this Agreement. Such indemnify shall apply where the claims,
losses, damages, causes of action, suits or liability arise in whole or in part from the
negligence of COUNTY.
9.5 The Chief Appraiser of the Brazos County Appraisal District shall annually
determine (i) the taxable value of the real and personal property comprising the Property
taking into consideration the Abatement provided by this Agreement, and (ii) the full
taxable value without Abatement of the real and personal property comprising the Property.
The Chief Appraiser shall record both the abated taxable value and the full taxable value
in the appraisal records. The full taxable value figure listed in the appraisal records shall
be used to compute the amount of abated taxes that are required to be recaptured and paid
in the event this Agreement is terminated in a manner that results in recapture. Each year
the OWNER shall furnish the chief Appraiser with such information outlined in Chapter 22,
Texas Tax Code, a amended, as may be necessary for the administration of the Agreement
specified herein.
X. ASSIGNMENT
10.1 The OWNER may assign this Agreement to a new owner or lessee of the
Facility with the prior written consent of the COUNTY, which consent shall not be
unreasonably withheld. Any assignment shall provide that the assignee shall irrevocably and
unconditionally assume all the duties and obligations of the assignor upon the same terms
and conditions as set out in this Agreement. Any assignment of this Agreement shall be to
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an entity that will provide substantially the same improvements to the property, except to
the extent such improvements have been completed. No assignment shall be approved if
the OWNER or any assignee are indebted to the COUNTY for ad valorem taxes or other
obligations.
XI. NOTICE
11.1 Any notice required to be given under the provisions of this Agreement shall
be in writing and shall be duly served when it shall have been deposited, with the proper
postage prepaid thereon, and duly registered or certified, return receipt requested, with the
United States Postal Service, addressed to the COUNTY or OWNER at the following
addresses. If mailed, any notice or communication shall be deemed to be received three (3)
days after the date of deposit in the United States Mail. Unless otherwise provided in this
Agreement, all notices shall be delivered to the following addresses:
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To the Owner: C. C. Creations, Inc.
112 Hollimon Drive
College Station, Texas 77840
Attention: J. Ford Taylor
To the County: Brazos County Commissioners Court
300 E. William Joel Bryan Parkway
Bryan, Texas 77803
Attention: County Judge
Either party may designate a different address by giving the other party ten (10) days'
written notice.
ARTICLE XII. MISCELLANEOUS
12.1 Attorney's Fees. If on account of any breach of default by OWNER
of its obligations under the terms, conditions, or covenants of this agreement, it shall be
necessary for COUNTY to employ an attorney or attorneys to enforce or defend any of the
rights or remedies hereunder, COUNTY shall he entitled to any reasonable attorney's fees,
costs, or expenses incurred by it in connection therewith.
12.2 Severability. If any provision of this Agreement is held to be illegal, invalid,
or unenforceable under the present or future laws effective while this Agreement is in effect,
such provision shall be automatically deleted from this agreement and the legality, validity
and enforceability of the remaining provisions of this Agreement shall not be affected
thereby, and in lieu of such deleted provision, there shall be added automatically as part of
this Agreement a provision that is similar in terms and substance to such deleted provisions
as may be possible and yet be legal, valid and enforceable.
VUL
12.3 Texas Law To Apply. This Agreement shall be construed under and in
accordance with the laws of the State of Texas and all obligations of the parties created
hereunder are performable in Brazos County, Texas. In the event of litigation, jurisdiction
shall lie in Brazos County, Texas.
12.4 Prior Agreements Supers. This Agreement constitutes the sole and only
agreement of the parties hereto and supersedes any prior written or oral agreements or
understandings between the parties respecting the within subject matter.
12.5 Amendments. No amendment, modification or alteration of the terms hereof
shall be binding unless the same shall be in writing, dated subsequent to the date hereof and
duly executed by the parties hereto.
12.6 Rights and Remedies Cumulative. The rights and remedies provided by this
Agreement are cumulative and the use of any one right or remedy by either parties shall not
preclude or waive its rights to use any or all of their remedies. Said rights and remedies are
given in addition to any other rights the parties may have under law, statute, ordinance or
otherwise.
12.7 No Waiver. No waiver by COUNTY in any event of default, or breach of any
covenant, condition or stipulation herein contained shall be treated as a waiver of any
subsequent default or breach of the same or any other covenant, condition or stipulation
thereof.
12.8 Authority to Act. The parties to this Agreement shall provide proof of
authorization to execute this document.
This Agreement has been executed by the parties in multiple originals or
counterparts, each having full force and effect.
Executed this _l,9 day of 11 j ir1 4 , 1992.
ATTEST:
County:
BRAZOS COUNTY, TEXAS
By: V,,L
Judge A. J. Holmgreen
ATTEST:
OWNER:
By: i
Tit
Name-
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THE FOLLOWING
DOCUMENT
IS THE BEST IMAGE
POSSIBLE
DUE TO
THE POOR QUALITY
OF ORIGINAL
01
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EXHIBIT A
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COLLEGE STATION. BRAZOS COUNTY. TEXAS
JULY MM
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lot Year - 40
2nd Year - 10
3rd Year - 5
4th Year - 5
5th Year - 10
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Resulting in an additional seventy (70) full time jobs over
the five (5) year period. -
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EXHIBIT B
Additional Full Time Jobs